Farmington vs. Simsbury CT:
The Valley's Second-Biggest Tax Gap Between Two Top-Tier Towns
Quick Answer
- Farmington's mill rate of 27.36 versus Simsbury's 35.00 is a 7.64 mill gap, the second largest between any two Farmington Valley towns, just behind Farmington versus Canton at 7.75 mills. On a $650,000 home, that is approximately $3,476 a year, or roughly $34,760 over a ten-year hold, in Farmington's favor.
- Simsbury still wins on schools (top 10-15% versus Farmington's top 15-20%) and lifestyle amenities (Heublein Tower, Farmington River Trail, Simsbury Farms Recreation Complex). Farmington wins on tax, UConn Health commute, and historic character. Neither town has a clear overall edge; the gap is simply one of the largest financial variables in this entire comparison series.
Farmington and Simsbury rarely get compared directly, and that is a real gap. Both are top-tier Farmington Valley towns with strong schools and genuine character, and both regularly appear on the same buyer's shortlist. What separates them is not prestige or quality, it is one of the two largest mill rate gaps anywhere in the Valley.
Avon vs. Simsbury gets written about constantly because they are close peers. Farmington vs. Simsbury deserves the same attention because they are not close peers on tax rate at all, and that gap is large enough to change the math on a serious purchase decision.
The Numbers Side by Side
| Category | Farmington CT | Simsbury CT |
|---|---|---|
| Mill Rate (2025 Grand List) | 27.36 | 35.00 |
| Est. Annual Tax on $650K Home | ~$12,449 | ~$15,925 |
| Median Sale Price | ~$520,000 | ~$540,000 |
| UConn Health Commute | 5–10 min | 30–40 min |
| Hartford Commute | 20–25 min | 25–35 min |
| School Ranking (CT) | Top 15–20% | Top 10–15% |
| Village Character | Historic, 18th/19th century | Polished, walkable village |
| Outdoor Recreation | Farmington River access | Heublein Tower, extensive trails |
The chart below shows this gap holding consistently large across every price tier, not just at the top end of the market.
Estimated Annual Property Tax: Farmington vs. Simsbury CT (2025 Grand List)
Based on 27.36 mills (Farmington) and 35.00 mills (Simsbury) at 70% assessment ratio. Verify current figures with each town's Assessor's Office before closing.
Taxes: The Largest Gap in This Comparison Series
Farmington's 27.36 mills is the lowest rate in the Valley. Simsbury's 35.00 is the second highest, behind only Canton's 35.11. The 7.64 mill difference between them is larger than the gap in any other Farmington Valley comparison, including Avon vs. Granby. On a $500,000 home, that is approximately $2,674 a year. On $800,000, it climbs to approximately $4,278 a year, or roughly $42,780 over a ten-year hold.
Unlike the Canton-versus-Avon comparison, where a lower purchase price offsets a higher rate, Farmington and Simsbury have nearly identical median prices, approximately $520,000 versus $540,000. That means the tax gap here is not offset by anything on the price side. It is simply a direct, uncompensated cost difference between the two towns.
UConn Health: Farmington's Structural Advantage
For buyers whose employment anchors to UConn Health, this comparison is not close. Farmington runs 5 to 10 minutes from most addresses, since the campus sits within the town itself. Simsbury runs 30 to 40 minutes, among the longest UConn Health commutes of any Valley town. Combined with the tax gap, a physician or researcher choosing between these two towns has two compounding financial and lifestyle reasons to lean Farmington, unless Simsbury's schools or lifestyle amenities are a specific priority that outweighs both.
Schools: Simsbury's Edge
Simsbury Public Schools ranks in the top 10 to 15 percent of Connecticut districts and competes directly with Avon for the Valley's top position. Farmington Public Schools ranks top 15 to 20 percent, solid and well above state averages but a step behind. Simsbury High School's performing arts program is a specific, genuine differentiator for families with artistically inclined students that Farmington does not match. For buyers whose top priority is the single strongest school district available, Simsbury has the edge, though it comes at a real annual cost.
Character and Lifestyle
Farmington Village offers genuinely intact 18th and 19th century architecture, Hill-Stead Museum, and Miss Porter's School, a historic depth that took three centuries to accumulate. Simsbury offers a more actively used lifestyle package: Hopmeadow Street's walkable village center, the Farmington River Trail, Heublein Tower and Talcott Mountain State Park, and Simsbury Farms Recreation Complex. Both are legitimate, well-earned identities. Farmington's is about historical depth; Simsbury's is about recreational infrastructure residents use every week. See The Two Farmington Markets: Village vs. Executive Corridor for the full Farmington breakdown.
Farmington is the right call if:
You work at UConn Health or the Route 9 medical corridor and want the shortest possible commute. The tax gap matters to your total cost of ownership, and $30,000 to $40,000 over ten years is real money to you. Historic architectural character genuinely appeals to how you want to live, not just how it shows.
Simsbury is the right call if:
School ranking is a top priority and the difference between top 10-15% and top 15-20% matters enough to justify the tax gap. Active outdoor recreation, particularly hiking and trail access, is part of your weekly routine, not an occasional amenity. A walkable, polished village center is something you want to live near daily.
Weighing Farmington against Simsbury, or considering how either compares to Avon, Canton, or Granby? A direct conversation before you start touring saves time on both sides.
Submit a private inquiry or reach me directly:
412-225-0598 · PeterTumbas@bhhsne.com
Frequently Asked Questions
Is Farmington CT or Simsbury CT better for buyers?
Neither is objectively better. Farmington offers a significantly lower mill rate, the shortest UConn Health commute in the Valley, and genuine historic character. Simsbury offers stronger school rankings, a more polished walkable village center, and the Valley's best outdoor recreation infrastructure. The choice depends on whether tax savings and medical corridor access or school prestige and lifestyle amenities matter more to the buyer.
How do property taxes compare between Farmington CT and Simsbury CT?
Farmington's mill rate is approximately 27.36, the lowest in the Valley. Simsbury's is approximately 35.00, the second highest. That 7.64 mill gap is the second largest in any Farmington Valley town comparison, behind only Farmington versus Canton at 7.75 mills. On a $650,000 home, the difference is approximately $3,476 a year, or roughly $34,760 over a ten-year hold, in Farmington's favor.
Which town is closer to UConn Health, Farmington CT or Simsbury CT?
Farmington is dramatically closer. The UConn Health campus sits within Farmington itself, with most addresses 5 to 10 minutes from the entrance. Simsbury runs 30 to 40 minutes, among the longest UConn Health commutes of any Valley town.
How do Farmington CT and Simsbury CT schools compare?
Simsbury Public Schools ranks in the top 10 to 15 percent of Connecticut districts, competing directly with Avon for the Valley's top position. Farmington Public Schools ranks top 15 to 20 percent. Both are strong statewide performers, and Simsbury's performing arts program is a specific differentiator for artistically inclined students.
Are Farmington CT and Simsbury CT home prices similar?
Yes, unusually so for this comparison series. Farmington's median sale price is approximately $520,000 and Simsbury's is approximately $540,000, a gap of only about $20,000. Unlike Canton versus Avon, where price offsets tax rate, Farmington and Simsbury have similar prices, so the tax gap between them is not offset by anything on the purchase side.
How does Farmington vs. Simsbury compare to Farmington vs. Avon?
Farmington vs. Avon involves a smaller tax gap, approximately 4.44 mills, since Avon's 31.80 rate is well below Simsbury's 35.00. Farmington vs. Simsbury is the larger financial gap of the two, at 7.64 mills, and the second largest tax differential of any Farmington Valley comparison, behind only Farmington vs. Canton at 7.75 mills. See Farmington vs. Avon CT and Farmington vs. Canton CT for those comparisons.